# What Is My Home Worth Duluth? Free CMA | Ryan Quade

> What is your Duluth home worth? Get a free CMA with neighborhood comps, a list price range and a net sheet - no fee, no obligation.

URL: https://sellmyhousefastduluth.com/home-value/

Free, no obligation

# What Your Duluth Home Is Worth - and What You Keep

Last updated: October 4, 2026

A written analysis of recent closed and pending sales near your home, with a suggested list price, expected sale range and a net sheet.

-   Closed and pending sales from your own neighborhood, not your zip code
-   A suggested list price and an expected sale range, in writing
-   A net sheet showing what you keep after every cost

Request My Home Value Report

[#request →](#request)

 

Call or text (218) 555-0192

[tel:+12185550192 →](tel:+12185550192)

MN License #40924708 Coldwell Banker No-obligation price review and net sheet

Thanks, your request is in.

Ryan will get back to you directly to set up your walkthrough or answer your question.

## Request your free home value report

Tell Ryan where your home is. He'll set up a walkthrough and prepare a written CMA and net sheet.

$309,795

Duluth median sale priceRedfin, 3 months to Aug 2026

15 days

Duluth median days on marketRedfin, 3 months to Aug 2026

100.4%

Duluth sale-to-list ratioRedfin, 3 months to Aug 2026

43%

Duluth homes built before 1940Maxfield study for the city, 2025

Duluth citywide figures, not Ryan’s personal results. Sources: Redfin (3 months to Aug 2026) and the Maxfield housing study for the City of Duluth (2025).

## What goes into a written CMA?

Have you ever looked at a popular real estate app and wondered how it arrived at that random number?

It is a common frustration for anyone owning an older house in Duluth. Ryan Quade hears this exact concern from homeowners every single week.

Those automated online estimates completely miss the unique charm and specific quirks of a 1930s classic. A computer simply cannot see the value of your original woodwork or a newly updated roof.

Our **free home value report** solves this pricing problem for good. This document is a personalized, written Comparative Market Analysis (CMA) that pinpoints your home’s true market value, rather than relying on a broad zip code average.

The process begins with a detailed in-home evaluation. Ryan, a licensed REALTOR® with Coldwell Banker, walks through your rooms to assess condition, systems and curb appeal.

Next, the system pulls closed and pending sales directly from the Northeast Minnesota Board of Realtors MLS. These comparable properties must closely match yours in neighborhood, age, size, lot type, and view.

Our final report provides a highly accurate suggested list price and a realistic expected sale range. Grab a cup of coffee, and this guide will show you exactly how it all comes together.

### The Problem with Online Estimates

A generic home price estimate from an online algorithm consistently misses the specific features that move Duluth home prices. A broker price opinion (BPO) done quickly from the curb is just as inaccurate. We see these generic valuation models fail local sellers time and time again.

These automated systems cannot see the critical details that buyers actually pay for. The local geography completely changes the value of a property. Our pricing model specifically accounts for the following local factors:

-   **Elevation and Views:** A clear Lake Superior view from a second-floor window commands a massive premium.
-   **Lot Topography:** A steep hillside lot requires expensive retaining walls and limits yard space.
-   **Foundation Age:** A 1910 rubble foundation carries different long-term maintenance costs than a modern poured concrete basement.
-   **Parking Availability:** An off-street parking pad on a narrow hillside street is incredibly rare and highly valuable.

The financial details are just as important as the listing price. This is why every information package includes a detailed seller net sheet. We want you to see exactly what cash you keep after covering the mortgage payoff, commissions, and taxes.

For example, the Minnesota state deed tax takes 0.33% of the sale price right off the top. You will also need to account for local title fees and the mandatory Duluth Point of Sale (POS) sewer inspection certificate. Our team factors in the $115 city administrative fee for that 2026 sewer inspection, plus any necessary repairs.

You get to review all these numbers clearly. Best of all, there is absolutely no contract or obligation required.

## Why does a Duluth home need its own price?

Recent market data from Redfin shows the Duluth citywide median sale price hit $309,795 during the three months leading up to August 2026. Homes sold in a median of just 15 days on the market with a 100.4% sale-to-list ratio. We carefully monitor local statistics to understand general buyer demand.

Those broad numbers certainly prove that the Twin Ports real estate market is highly active. They simply do not tell you what your specific house is actually worth. Duluth property values swing wildly block by block due to the unique geography.

A lakeside home in the Lakeside neighborhood sits in a completely different price band than an inland three-bedroom house just two streets away. A grand Congdon Park Queen Anne is a totally different product than a cozy West Duluth bungalow, and both price differently from a split-level in Duluth Heights or a starter home in Lincoln Park. We never price your property based on those generic citywide averages.

Even within a single neighborhood, a premium lake view or a sloped driveway completely changes the math. Every single comparable sale in your report has a specific, documented reason to be there. Our team writes down every price adjustment so the logic is completely transparent.

You can easily check the math, and so can your spouse, your attorney, or anyone else you rely on.

### Visualizing the Value Differences

The table below illustrates why a custom price is so critical compared to a generic average. We built this breakdown to highlight the specific features that drive real estate prices in our area.

| Feature | Impact on Value | Why It Matters in Duluth |
| --- | --- | --- |
| Lake Superior View | High Premium | Buyers will pay tens of thousands extra for an unobstructed water view. |
| Off-Street Parking | Moderate Premium | Many hillside homes lack garages, making a simple parking pad highly desirable. |
| Original 1920s Charm | Variable | Well-maintained historic woodwork adds value, while outdated plumbing subtracts it. |
| Flat Yard Space | High Premium | Flat, usable land is extremely rare and highly prized in hillside neighborhoods. |

## How the list price and sale range are set

Pricing a home correctly requires looking at several moving parts simultaneously. The local market conditions dictate how aggressive you can be. We analyze three crucial data points together to find the perfect starting number.

1.  **Closed sales (comps).** Ryan starts with closed MLS sales, which show what buyers actually paid for similar homes recently. These numbers carry the most weight because a lender’s appraiser will lean heavily on them to approve the mortgage. An accurate comparable sale is the foundation of any good valuation.
2.  **Pending sales and current competition.** We then shift our focus to pending sales and current competition. This reveals exactly what is under contract and what is actively for sale right now. If three similar homes are listed near you, buyers will compare yours to them side by side.
3.  **Season and supply.** Our final metric evaluates the current season and overall housing supply. This data tracks months of supply, average days on market, and whether Duluth is in a buyer’s market or a seller’s market. 
    
    Fall 2026 has more competing listings than recent falls
    
    [/blog/listing-your-duluth-home-fall-winter-2026/ →](/blog/listing-your-duluth-home-fall-winter-2026/)
    
    , so day-one pricing matters more than it did a year ago.

The final recommendation includes a strategic list price and a realistic sale range. The report will clearly state if pushing for a higher price is a risky stretch. Our goal is to prevent a bad pricing strategy from costing you serious time and forcing painful price cuts down the road.

### Common problems I solve with a written price

**“My Zestimate says one thing and the neighbor sold for another.”** Online algorithms and neighborhood anecdotes almost always disagree. The written report shows you exactly which sales actually compare to your property and why. We help you separate factual data from neighborhood gossip.

**“I don’t want to leave money on the table.”** Leaving money behind is every seller’s biggest fear. A well-priced Duluth home often draws multiple buyers early in the process. Our research notes that 45.8% of Duluth sales closed above the asking price in the three months to August 2026.

**“I’m worried about the appraisal.”** Older houses often face major hurdles when the bank evaluates the contract price. If a buyer is financing the purchase, the lender’s appraiser has to officially support that final number. We build your CMA using verifiable closed sales to significantly lower the risk of an appraisal gap.

**“I have no idea what I’ll walk away with.”** Guessing at your final profit is incredibly stressful. The detailed net sheet answers that exact question long before you ever list the property. Our financial breakdown estimates every single line item you would normally see on a final closing statement.

## What costs come out of your sale price?

This transparent breakdown prevents any ugly surprises on closing day. The document outlines the following standard expenses in advance. We include all the standard fees and local taxes so your budget is highly accurate.

-   **Final Sale Price:** Your expected final closing number based on the market data.
-   **Mortgage Payoff:** An estimate you can easily confirm with your current lender.
-   **Listing Commission:** This fee is always negotiable by law (Minn. Stat. 82.66).
-   **Minnesota State Deed Tax:** This mandatory state tax is calculated at exactly 0.33% of the final sale price.
-   **Closing Fees:** Standard title and closing company expenses.
-   **City Sewer Certificate:** The required Duluth Point of Sale building sewer inspection fee ($115 in 2026) and any likely repair costs.
-   **Buyer Concessions:** Potential repair credits or closing cost concessions you may offer the buyer.

You will find a detailed net sheet example further down this page. Homeowners can also try running their own custom numbers right now with the 

net sheet calculator

[/tools/ →](/tools/)

. Our team recommends reviewing these figures carefully as you plan your next steps.

## When should I get a home value report?

That generous timeline gives you plenty of room to make the repairs that actually pay off. It is the perfect time to get ahead of common local bottlenecks. We suggest requesting a valuation three to twelve months before you actually plan to sell.

The data is highly useful for navigating several common life transitions. Consider requesting a free valuation for any of the following scenarios: Our guidance helps you skip the expensive cosmetic upgrades that offer zero return on investment.

-   **Preparing for a Standard Sale:** Planning to list your property on the open market in the near future.
-   **Scheduling Required Tests:** Booking the 
    
    Duluth sewer inspection
    
    [/guide/duluth-sewer-inspection-at-sale/ →](/guide/duluth-sewer-inspection-at-sale/)
    
     early because the city testing schedule fills up quickly.
-   **Weighing Private Buyers:** Evaluating a direct cash offer right now so you can easily 
    
    compare it with a market sale
    
    [/cash-offer-vs-listing/ →](/cash-offer-vs-listing/)
    
    .
-   **Managing Legal Requirements:** Settling a family estate that requires a certified date-of-death value for attorneys or tax professionals.
-   **Relocating Out of State:** Deciding whether it makes more financial sense to sell or rent out the property.

## What happens after you have your numbers?

Homeowners in Hermantown, Proctor and across the Duluth area use the 

prep-and-list plan

[/prep-and-list-plan/ →](/prep-and-list-plan/)

 first to maximize their final price. Some families decide to wait a season until the market timing feels right. We see many motivated sellers choose to list their property right away.

This comprehensive **free home value report** is yours to keep. Reach out to Ryan Quade today to schedule your walkthrough and discover exactly what your Duluth property is worth. Our analysis will clearly show if a fast cash offer makes the most financial sense for your situation.

## Why a written CMA beats an online estimate

### Your neighborhood, not your zip code

Comps come from the blocks around you and from homes with similar age, size and lot. A 55803 average mixes lakefront homes with inland bungalows.

### Adjustments you can see

Every comp shows what was adjusted and why: a lake view, a garage, a finished basement, a dated kitchen. You can check the reasoning yourself.

### Built for older homes

43% of Duluth homes predate 1940. Condition and systems matter more than age, and the walkthrough finds what an algorithm can't.

### A net sheet with the real costs

Commission, the 0.33% Minnesota deed tax, title fees, the Duluth sewer certificate, repairs and your payoff, line by line.

### Seasonal pricing advice

Spring buyers and winter buyers behave differently. You'll know how timing could affect your price and days on market.

### No obligation, ever

The report is yours to keep. If you decide to wait, sell later or sell another way, that's fine.

## Zestimate vs. a written CMA

| What matters | Typical approach | With Ryan |
| --- | --- | --- |
| Sees condition and updates | No, relies on public records | Yes, from an in-home walkthrough |
| Accounts for lake views and slope | Rarely, and not house by house | Yes, with matching view and lot comps |
| Uses closed and pending local sales | Mixed data sources | Northeast Minnesota MLS comps near you |
| Shows what you'll keep | No | Yes, a line-by-line net sheet |
| Explains the number | Algorithm, no reasoning shown | Every comp and adjustment in writing |

## How your price report comes together

Clear steps, with one person handling each of them.

1.  01
    
    ### Send your address
    
    Use the form, call or text. Ryan confirms a time for the walkthrough that works around your schedule.
    
2.  02
    
    ### In-home walkthrough
    
    Ryan sees the rooms, the systems, the lot and the view. He notes updates, likely inspection items and what buyers will notice first.
    
3.  03
    
    ### Comps and pricing
    
    He pulls closed and pending sales from the Northeast Minnesota MLS that match your home's age, size, lot and view, then adjusts for differences.
    
4.  04
    
    ### Written report and net sheet
    
    You get a suggested list price, an expected sale range and a net sheet. You decide what happens next, with no pressure.
    

## What a net sheet looks like

Here is an example on a $310,000 sale, close to Duluth’s recent median. Your real net sheet uses your price, your payoff and your terms.

| Sale price | $310,000 |
| --- | --- |
| Listing brokerage commission (illustrative 5.0%; commission is negotiable by law, Minn. Stat. 82.66) | -$15,500 |
| Duluth sewer inspection certificate (Duluth City Code 43-33.4; $105 reported by LSAR in 2021, confirm current fee) | -$105 |
| Sewer compliance repairs (example assumes none; city grants of up to $2,150 can help if work is needed) | $0 |
| Title closing and settlement fees (estimate) | -$850 |
| Minnesota deed tax (0.33% under Minn. Stat. 287.21) | -$1,023 |
| Estimated mortgage payoff (illustrative) | -$160,000 |
| Estimated net cash to seller | $132,522 |

Example only. Your final numbers depend on your sale price, actual mortgage payoff and negotiated terms. Fees change, so confirm them with your title company. I prepare a line-by-line net sheet for your home at the price review.

Request My Custom Net Sheet

[/home-value/#price-review →](/home-value/#price-review)

## What this looks like on a real Duluth sale

The work behind the scenes, from the first walkthrough to closing day. Tap a photo to enlarge it.

## What working with Ryan looks like

Seller situations Ryan handles every season, in their own words.

> “Ryan walked through our East Hillside house and told us which repairs were worth doing and which to skip. He booked the sewer inspection the week we listed, so nothing surprised us at closing.”

Seller, East Hillside East Hillside, Duluth area

> “Handling my mother's house from out of state felt overwhelming. Ryan coordinated the clean-out, kept me updated by phone and video, and we closed by mail.”

Out-of-state heir, Lakeside Lakeside, Duluth area

> “We had a cash offer and almost took it. Ryan ran the numbers both ways on one net sheet and explained the difference. That made the decision easy.”

Seller, Woodland Woodland, Duluth area

Illustrative seller scenarios shown while permissioned client reviews are being collected. They are not presented as verified reviews.

## Home Value Report: frequently asked questions

### What is a CMA, and how is it different from an appraisal?

A Comparative Market Analysis (CMA) is a listing agent's written study of recent closed and pending sales near your home, used to set a list price. An appraisal is a licensed appraiser's opinion of value, usually ordered by a buyer's lender after you accept an offer. A good CMA anticipates what the appraiser will see, which lowers the risk of a low appraisal later.

### Is the home value report really free?

Yes. There is no fee, no contract and no obligation to list with Ryan. You keep the report either way.

### How accurate is my Zestimate?

An automated valuation model (AVM) like a Zestimate can be a fair starting point for typical homes, but it can't see condition, updates, lake views or how steep your lot is. On older Duluth homes those details often move the price by tens of thousands of dollars.

### What sales do you use as comparables?

Closed sales from the last several months that are close by and similar in age, size, style, lot and view, plus pending sales that show where the market is heading. In neighborhoods with few sales, I widen the search carefully and explain each adjustment.

### Do you use price per square foot?

As one check, not the answer. Price per square foot swings a lot in Duluth because lot, view, garage and condition vary so much between similar-sized homes.

### What is a net sheet?

A line-by-line estimate of what you keep: sale price minus your mortgage payoff, commission, the Minnesota deed tax (0.33% of the price), title and closing fees, the Duluth sewer certificate and any repairs or concessions.

### Does my school attendance area affect value?

Often. Many family buyers search by the Duluth East and Denfeld attendance areas, and homes in Hermantown and Proctor school districts draw their own buyers. Comps account for it.

### Is the county's estimated market value the same as what my home will sell for?

Not usually. The St. Louis County Assessor's estimated market value (EMV) is for property taxes and is set on a schedule. Market price comes from what buyers are paying right now.

### How long does the report take?

It depends on how quickly we can schedule the walkthrough and how complex the home is. Ryan will give you a timeframe when you book.

### Do I need to clean or fix things before the walkthrough?

No. The walkthrough is how we decide what's worth fixing. Come as you are.

### What is the hardest month to sell a house in Duluth?

January and February are typically the slowest months. Fewer buyers are looking, homes show poorly in deep snow, and roof and grading issues stay hidden until spring. Most sellers net more by listing between April and June when buyer activity peaks.

### Is Realtor.com or Zillow more accurate for home values?

Neither site sees the inside of your home, so both miss condition, updates and features like a lake view or a steep hillside lot. Both use different algorithms and can be off by tens of thousands on older Duluth homes. A written CMA from a local agent adjusts for features no algorithm can measure.

**Still have a question?** Ask Ryan directly. You'll get a straight answer, even if it's "talk to your attorney."

Ask Ryan

[/contact/ →](/contact/)

## Home value guides

Deeper answers to the questions sellers ask before they decide.

Seller guide

### Low Appraisal After an Accepted Offer: What Sellers Can Do

Appraisal came in under the contract price? Seller options: rebuttal with comps, renegotiation, buyer covers the gap or a new appraisal.

Read the guide

[Low Appraisal After an Accepted Offer: What Sellers Can Do →](/guide/low-appraisal-what-sellers-can-do/)

 

Seller guide

### Overpricing Your Home: What Happens When You List Too High

A wrong first price costs you the busy first weeks, invites price cuts and runs into the appraisal. See how to price right on day one.

Read the guide

[Overpricing Your Home: What Happens When You List Too High →](/guide/overpricing-your-home/)

 

Seller guide

### What Drives Home Values in Duluth: Lake Views, Hillsides and House Age

Lake and harbor views, slope, pre-1940 construction, school feeders and garages: the local factors Duluth buyers pay for.

Read the guide

[What Drives Home Values in Duluth: Lake Views, Hillsides and House Age →](/guide/what-drives-home-values-duluth/)

 

Decision guide

### Seller Closing Costs in Minnesota: Deed Tax, Commission and the Net Sheet

Minnesota seller costs itemized: deed tax (0.33%), payoff, commission, title fees, Duluth sewer certificate, repairs, sample net sheet.

Read the guide

[Seller Closing Costs in Minnesota: Deed Tax, Commission and the Net Sheet →](/guide/seller-closing-costs-minnesota/)

 

Decision guide

### What to Expect at a Free Pricing Consultation

What happens at Ryan's free pricing consultation: walkthrough, comps review, net sheet and prep notes. What to have ready. No obligation.

Read the guide

[What to Expect at a Free Pricing Consultation →](/guide/free-pricing-consultation-what-to-expect/)

 

Decision guide

### Zestimate vs. CMA: Why Online Home Values Miss on Duluth Homes

Automated values can't see lake views, slope or a 1910 foundation. Compare a Zestimate with an agent's written CMA, side by side.

Read the guide

[Zestimate vs. CMA: Why Online Home Values Miss on Duluth Homes →](/guide/zestimate-vs-cma-duluth/)

Looking for something else? 

Browse all 45 Duluth seller guides

[/guide/ →](/guide/)

.

## Related services

### Cash Offer vs. Listing

Send in your cash offer and get the same net sheet run both ways: cash sale vs. open-market listing. Some sellers are better off taking the cash; Ryan will say so.

See how it works

[Cash Offer vs. Listing →](/cash-offer-vs-listing/)

### Prep-and-List Plan for Older Homes

A walkthrough that sorts repairs into do before listing, price in, and skip, with the city sewer inspection booked early so it never holds up closing.

See how it works

[Prep-and-List Plan for Older Homes →](/prep-and-list-plan/)

### Relocation Home Sales

Remote listing management with updates by phone, text or video, for medical, university and port-industry workers moving in or out.

See how it works

[Relocation Home Sales →](/relocation-sales/)

## Try our free Duluth Seller Net Sheet Calculator

Estimate what you'd keep from a Duluth home sale after payoff, commission, Minnesota deed tax, title fees, the city sewer certificate and repairs.

Use the calculator

[/tools/seller-net-sheet-calculator/ →](/tools/seller-net-sheet-calculator/)

![Ryan Quade, Duluth Realtor with Coldwell Banker](/images/ryan-quade.jpg)

## Want to know what your Duluth home would sell for?

Get a written price range and a net sheet for your home. No pressure, no contract.

Get My Free Price Review

[/home-value/#price-review →](/home-value/#price-review)

 

Call or Text (218) 555-0192

[tel:+12185550192 →](tel:+12185550192)

Licensed Minnesota real estate salesperson #40924708 • Coldwell Banker